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Can More Accessory Dwelling Units Fix LA's Housing Shortage?
Amrita Khalid
Amrita Khalid is a tech journalist based in Los Angeles, and has written for Quartz, The Daily Dot, Engadget, Inc. Magazine and number of other publications. She got her start in Washington, D.C., covering Congress for CQ-Roll Call. You can send tips or pitches to amrita@dot.la or reach out to her on Twitter at @askhalid.
Can more accessory dwelling units help a city with a chronic housing shortage?
A wave of new ADU startups that are based in L.A. or serving the region are betting on it. ADU companies like Otto (formerly known as Homestead), which focus on converting pre-existing structures (such as a garage) into housing, serve as a one-stop shop that will help homeowners with financing, design, permitting and labor. Other companies like Azure Printed Homes, Cover, United Dwelling and Villa Homes offer factory-built ADUs that are constructed off-site — also known as “prefab” ADUs. Others still, such as Cottage (based in San Francisco) partner with local contractors and help homeowners design, build and attain permits for their own custom ADUs.
ADUs (also known as granny flats, in-law apartments or backyard homes) describe a category of small, in most cases self-contained homes that can be built beside the original property. A prospect that’s currently trending in Los Angeles, where a chronic housing shortage and sky-high rents coupled with a 2017 state law forcing cities to relax their ADU regulations.
But as novice ADU builders soon discovered, constructing a small house isn’t a small task.
“I wouldn’t say [..building an ADU] is exactly easy, almost anywhere,” said Celeste Goyer, the policy director of Casita Coalition, an L.A.-based organization focused on expanding the use of ADUs for affordable housing throughout the state. “You can’t just go home and pick up a hammer, and have your cousin help you build your ADU. And so expectation management for everyone involved is important.”
The process of getting approved for an ADU normally takes months.
“Generally, many people struggle with the length and complexity of the permitting process and feel like their jurisdictions impose unnecessary red tape in the permitting process,” said Alex Czarnecki, founder and CEO of the custom ADU firm Cottage.
But a number of additional laws may make ADU construction easier in California. Last year Governor Gavin Newsom signed SB 9 into law, which allows California homeowners to build a second house on a single-family zoned lot. Another law known as AB 221 requires local authorities to act on ADU permit applications within 60 days otherwise it’s automatically approved.
“It’s common for certain municipalities to take longer than that to respond to an application or provide incomplete sets of comments,” said Czarnecki. “This drags out timelines for permitting and ultimately impacts the pace at which we can add housing.”
Despite the new laws, few homeowners, Czarnecki said, should attempt to build an ADU by themselves.
“The fact remains that the average homeowner is not a land developer and is not trained or prepared to oversee and manage the design and construction of a new unit on their lot,” added Czarnecki.
To that end, the heads of some ADU companies still believe more has to be done to improve financing the expensive building projects — as well as making them more affordable to low-income and moderate-income individuals. A typical prefab ADU ranges anywhere from $140,000 to $300,000. Custom ADUs are even more expensive. Converting a garage is cheaper, but in L.A., the process can easily approach six figures. None of which factors in the extra costs of permits, which ADU firm Modal estimates costs anywhere between $4,000 to $8,000 in Los Angeles.
There are few mainstream financing options for ADUs available, and renovation loans or cash-out refinancing often don’t cover the entire cost of the project. In a 2021 survey of homeowners by UC Berkeley, nearly 62% said they relied on cash savings or money from a friend or relative to pay for their ADU.
ADU advocates often tout it as an “affordable housing” solution — assuming that property owners will rent them out as an extra source of income. But with the median price of a single-family dwelling in L.A. County almost nearing $1 million, building an ADU is likely an opportunity reserved for more high-income individuals.
“Financing is really the only thing I think of that the city of L.A. and everywhere else really needs to work on. I think L.A. has been doing great with ADU use, and hopefully it will get better,” said Ross Maguire, CEO of Azure Printed Homes.
Samuel Schnieder, the CEO of Otto, said that ADU financing is a major barrier to expansion. Adding that, “It’s often a Catch-22 that the people who are the best equipped or the most enthusiastic about getting an ADU are the ones who can’t necessarily afford it.”
The California Housing Finance Agency this year began offering up to $40,000 in grants for such individuals, but it only covers new ADU “pre-construction” costs, which include everything from impact fees to permits to site prep. In Los Angeles, homeowners with an income below $180,000 qualify for such grants.
A total of 840 people in California have received grants since September — with all but a fraction receiving the full amount, a CHFA spokesperson confirmed to dot.LA.
First launched in 2019, Azure Printed Homes, based out of Culver City, relies on robotic printers to speed up the construction process. The company said it can 3D-print the walls of a 120-square foot unit in less than a day.
Maguire told dot.LA that Azure — which opened up reservations earlier this year — has received pre-orders for 167 units from 119 customers, totaling over $19 million in pre-orders.
But it’s unlikely you’ll see most of these units advertised as new rentals on Craigslist. Maguire says that most of Azure’s customer base desire an ADU to have more space for themselves or to house relatives, rather than to rent out as an additional source of income.
As such, some homeowners opt for factory-built ADUs instead of a more customized option, opting to shorten the timeline for inspections.
“Because our units are pre-approved with the State of California, there’s not a building and safety check that needs to happen on a local level with the city or county of L.A.,” Maguire told dot.LA..
However, even pre-fab ADUs have to be inspected on-site by the local planning authority. “(...the L.A.) Planning Department needs to look at how those modules interact with a specific site themselves, a process that can't be pre-approved as they are site specific,” confirmed a spokesperson for Azure.
In an effort to make the ADU permitting process faster, last year, the city of Los Angeles launched a set of “Standard Plans” that were pre-approved by LADBS. But such plans aren’t cheap — and won’t exempt homeowners from inspections.
“It should be noted that regardless of what pre-approved plan you choose, pre-approved plans still must go through the normal site-specific checks in order for the project to receive a permit,” said Czarnecki.
And if homeowners have the misfortune of building a Standard Plan ADU on an oddly-shaped lot or somewhere with atypical characteristics, they may have to go back to square one. In other words, their ADU will no longer be considered “pre-approved” and will have to go through the longer permitting process.
“Although the Standard Plans are a good jumping off point for creating a product that anyone can use -- at the end of the day, they’re mostly more expensive plans from what I’ve seen,” said Otto’s Schneider.
Casita Coalition and groups like California YIMBY are calling for better financing options for ADUs, particularly those that benefit individual cash-poor homeowners. At present, new ADUs are predominantly built in wealthier, whiter areas. In order for ADUs to actually help bridge the racial-wealth gap, policy experts say they have to actually be a viable option for the less affluent.
“I would be very pleased if more financing options [..for ADUs] developed from credit unions and community financial institutions to provide ADU-tailored loans to help lower income and moderate income home owners build ADUs,” Goyer told dot.LA.
Until then, the dream of Angelenos generating income from their backyards may remain just that.
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Amrita Khalid
Amrita Khalid is a tech journalist based in Los Angeles, and has written for Quartz, The Daily Dot, Engadget, Inc. Magazine and number of other publications. She got her start in Washington, D.C., covering Congress for CQ-Roll Call. You can send tips or pitches to amrita@dot.la or reach out to her on Twitter at @askhalid.
https://twitter.com/askhalid
How Jordan Fudge Raised One of the Largest Funds in LA History
06:30 AM | December 14, 2020
Jordan Fudge – Black, openly gay, and only 28-years old – recently closed one of the largest venture funds in Los Angeles history, which he runs out of a lavish Bel Air mansion. He has raised nearly a billion dollars in dry powder from a reclusive billionaire in Germany, who he got connected to through his personal trainer.
In a notoriously clubby and homogenous industry with few people of color, Sinai Capital Partners Managing Partner Fudge sees standing out from the pack as a major edge.
"We can be ourselves and leverage our youth in a way that makes founders feel excited to share their ideas with us and feel like they won't be rejected for having something that comes out of left field," Fudge said. "We understand certain concepts a little bit more quickly because typically the market they're trying to address is people like us."
Sinai Capital Partners has raised $600 million, $500 million of which will go towards the tech-focused Sinai Ventures and the rest to fund movies and television shows at New Slate Ventures. All told, Sinai will now have $800 million in assets under management, vaulting it into the upper echelon of L.A. venture funds.
The news touting the raise as the largest in Los Angeles history was announced in a terse press release last month but received scant attention, perhaps because Fudge does not travel in the usual VC circles or because he says he has deliberately avoided the spotlight.
"We preferred to stay under the radar until we had some real results and a track record," Fudge said.
In something unheard of in the tech world, Fudge does not have a LinkedIn profile.
"To me, LinkedIn encourages a rather shallow, artificial type of networking," he said.
But Fudge is hardly shy. He shares shirtless selfies in his home gym or pictures of yachts and sports cars to his nearly half a million followers on Instagram. Earlier this year, he co-hosted a tony fundraiser at his home for Democratic presidential candidate Pete Buttigieg with Empire writer/director Lee Daniels. He also serves on the board of the LGBTQ advocacy group, GLAAD, and was a young associate director at the Metropolitan Opera until last year.
Instead of the sleek corporate offices in Santa Monica most venture firms operated in before the pandemic, Fudge runs Sinai from a $9 million mansion tucked in the hills of Bel Air, furnished in all-white with a grand staircase and backyard pool.
"We chose it over an office because we don't like working in traditional office spaces," he explained. "We've had founders stay there when they're in L.A. for meetings and in better times hosted events and fundraisers."
What also makes Sinai unusual is that all of its capital comes from a single limited partner. Asked who that person is, Fudge said the individual prefers not to be named. "We don't comment on our LPs out of respect for their privacy," he said.
Then, he volunteered that the LP is a German billionaire who made his fortune as a founder of enterprise software conglomerate SAP and has a family office called Eagle Advisors.
A quick Google search reveals the billionaire is almost certainly Hans-Werner Hector, ranked as the 945th richest man in world by Forbes with an estimated $2.4 billion fortune.
The head of Eagle Advisors, Ekkehart Hassels-Weiler, has been known mostly for his lavish real estate purchases on both U.S. coasts. He bought four penthouses totaling $120 million in New York starting in the mid-2010s and last year reportedly purchased a Benedict Canyon spec mansion with his new husband for $43 million.
In 2015, after an uninspiring post-college stint at 21st Century Fox, Fudge met Hassels-Weiler through their personal trainers who happen to be brothers.
"We'd often see each other at the gym in L.A. near where the family office is based," Fudge remembers. "When I left Fox, I intentionally started scheduling sessions at the same time as him to get some face time and pick his brain. I finally asked him if he had hired anyone to look after tech, media, telecom and he hadn't due to their focus on energy and real estate."
Fudge pitched Hassels-Weiler on the graphics processing chip manufacturer NVIDIA Corporation and the timing turned out to be perfect. The stock more than tripled in a year, a return that led to Hassels-Weiler bringing Fudge on as an associate.
"I developed sort of an in-house private house venture capital fund for them, which was then spun out into what is now Sinai," Fudge said. "We started with them seeding us with one hundred million and did really well with that."
The biggest breakout from the 85 startups Sinai has invested in so far is Pinterest. The fund came in relatively late in Pinterest's 2017 Series H at a post-money valuation of $12.3 billion. The company went public in 2019 at a lower valuation of $10 billion, but Pinterest now has a market cap of more than $40 billion.
Sinai also got in on the real estate service Compass' Series D and the Series A of Ro, the parent company of Roman Health.
Eagle Advisors more than doubled its investment on Fund I, according to sources.
"We were able to use that credibility to continue to raise more capital from them and go later in the life cycle of some of these companies that we're interested in," Fudge said. "Specifically within Los Angeles, there really aren't many funds that are able to write those kinds of checks."
Fudge initially launched Sinai in the Bay Area, but he quickly soured on the tech scene there.
"I found San Francisco to be a monoculture and generally a soulless, unpleasant place to live," he said. "The VC crowd there has a tendency of being rather pompous and the deals we were seeing in the city seemed increasingly overpriced."
In 2018, the firm relocated to Los Angeles. Fudge and Zach White — the partner who helps oversee Sinai Ventures — both grew up here and say they want to invest in L.A. startups, but also companies anywhere that encapsulate the L.A. ethos of tech, entertainment and diversity.
"We're L.A. at our very core," White said. "And the sort of fiber and DNA of our fund is L.A. But we are going to be global in the way that we allocate capital."
Far from a hindrance, White says the fact that he and Fudge are young and Black has helped them get into highly competitive funding rounds. He points to Brud, an L.A company that uses artificial intelligence to create virtual popstars. It secured early funding from Sequoia but Fudge is friends with the founder, Trevor McFedries, and so they were able to get in on the Series A.
"He has no shortage of suitors trying to get into that company," White said. "But I think that us being able to view it from the perspective of someone who's a little bit closer in age and skin color to him really benefited us."
McFedries says he finds Fudge to be "super smart" and a great listener.
"He has a point of view that allows him to recognize opportunities others wouldn't," said McFedries. "And being in L.A. it's been great to have an investor close by."
An Entertainment Fund for Underrepresented Founders
After he graduated from Northwestern University, Fudge got what seemed like a plum gig in 2014, working on digital strategy under co-chairs Dana Walden – now a top executive at Disney – and Gary Newman. As he remembers it, the mandate of his group was figuring out how to make money licensing Fox's vast library of content to Netflix and Hulu without cannibalizing the studio's lucrative television and movie business.
"At the time, legacy studios like Fox were just beginning to recognize the legitimacy of subscription services as existential threats," Fudge said. "Part of the reason I left was I realized there wasn't much more runway for a company like that, a legacy media company owned by a family that sort of is trying to compete with these massive tech behemoths that have deeper pockets and a better understanding of the customer."
Six years later, every big media company is desperately trying to be the next Netflix and Fudge thinks he can use his entertainment and tech experience to both make a sizable return and elevate underrepresented filmmakers.
"There is a huge opportunity for artists that typically wouldn't fare very well within traditional studio structures to be able to make their films and create art that is authentic and resonates with this generation," Fudge said. "They can do that with us because we understand it as first-hand consumers of that content."
Fudge's New Slate Ventures wants to fund projects from underrepresented filmmakers. It has seen critical success backing "The Forty-Year-Old Version," a semi autobiographical comedy mostly shot in black and white from filmmaker Radha Blank that critics have hailed as "bringing a new voice to cinema." The film drew raves at Sundance and was picked up by Netflix.
New Slate is also developing a limited series on junk bond king turned philanthropist Michael Milken written by Terrence Winter of "The Sopranos" and "The Wolf of Wall Street" fame.
Aside from both being a sometimes glamorous yet risky investment, entertainment and tech would seem to have little in common. But Fudge maintains there have never been more similarities.
"The rules are being administered by the same companies and also being rewritten by similar types of people in terms of the founders who are coming to create new companies in a way that I think directors and producers are also looking to create new opportunities in media," Fudge said. "I have a very good understanding of how to make money in entertainment in this new sort of era that we're entering with the streaming wars being what they are."
The entertainment fund is being run by Jeremy Allen, who spent two years as an assistant to WME Chairman Patrick Whitesell.
"We understand how to read a script," Allen said. "We understand what makes a good movie. We understand how to produce something."
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Ben Bergman
Ben Bergman is the newsroom's senior finance reporter. Previously he was a senior business reporter and host at KPCC, a senior producer at Gimlet Media, a producer at NPR's Morning Edition, and produced two investigative documentaries for KCET. He has been a frequent on-air contributor to business coverage on NPR and Marketplace and has written for The New York Times and Columbia Journalism Review. Ben was a 2017-2018 Knight-Bagehot Fellow in Economic and Business Journalism at Columbia Business School. In his free time, he enjoys skiing, playing poker, and cheering on The Seattle Seahawks.
https://twitter.com/thebenbergman
ben@dot.la
Here's How To Get a Digital License Plate In California
03:49 PM | October 14, 2022
Photo by Clayton Cardinalli on Unsplash
Thanks to a new bill passed on October 5, California drivers now have the choice to chuck their traditional metal license plates and replace them with digital ones.
The plates are referred to as “Rplate” and were developed by Sacramento-based Reviver. A news release on Reviver’s website that accompanied the bill’s passage states that there are “two device options enabling vehicle owners to connect their vehicle with a suite of services including in-app registration renewal, visual personalization, vehicle location services and security features such as easily reporting a vehicle as stolen.”
Reviver Auto Current and Future CapabilitiesFrom Youtube
There are wired (connected to and powered by a vehicle’s electrical system) and battery-powered options, and drivers can choose to pay for their plates monthly or annually. Four-year agreements for battery-powered plates begin at $19.95 a month or $215.40 yearly. Commercial vehicles will pay $275.40 each year for wired plates. A two-year agreement for wired plates costs $24.95 per month. Drivers can choose to install their plates, but on its website, Reviver offers professional installation for $150.
A pilot digital plate program was launched in 2018, and according to the Los Angeles Times, there were 175,000 participants. The new bill ensures all 27 million California drivers can elect to get a digital plate of their own.
California is the third state after Arizona and Michigan to offer digital plates to all drivers, while Texas currently only provides the digital option for commercial vehicles. In July 2022, Deseret News reported that Colorado might also offer the option. They have several advantages over the classic metal plates as well—as the L.A. Times notes, digital plates will streamline registration renewals and reduce time spent at the DMV. They also have light and dark modes, according to Reviver’s website. Thanks to an accompanying app, they act as additional vehicle security, alerting drivers to unexpected vehicle movements and providing a method to report stolen vehicles.
As part of the new digital plate program, Reviver touts its products’ connectivity, stating that in addition to Bluetooth capabilities, digital plates have “national 5G network connectivity and stability.” But don’t worry—the same plates purportedly protect owner privacy with cloud support and encrypted software updates.
5 Reasons to avoid the digital license plate | Ride TechFrom Youtube
After the Rplate pilot program was announced four years ago, some raised questions about just how good an idea digital plates might be. Reviver and others who support switching to digital emphasize personalization, efficient DMV operations and connectivity. However, a 2018 post published by Sophos’s Naked Security blog pointed out that “the plates could be as susceptible to hacking as other wireless and IoT technologies,” noting that everyday “objects – things like kettles, TVs, and baby monitors – are getting connected to the internet with elementary security flaws still in place.”
To that end, a May 2018 syndicated New York Times news service article about digital plates quoted the Electronic Frontier Foundation (EFF), which warned that such a device could be a “‘honeypot of data,’ recording the drivers’ trips to the grocery store, or to a protest, or to an abortion clinic.”
For now, Rplates are another option in addition to old-fashioned metal, and many are likely to opt out due to cost alone. If you decide to go the digital route, however, it helps if you know what you could be getting yourself into.
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Steve Huff
Steve Huff is an Editor and Reporter at dot.LA. Steve was previously managing editor for The Metaverse Post and before that deputy digital editor for Maxim magazine. He has written for Inside Hook, Observer and New York Mag. Steve is the author of two official tie-ins books for AMC’s hit “Breaking Bad” prequel, “Better Call Saul.” He’s also a classically-trained tenor and has performed with opera companies and orchestras all over the Eastern U.S. He lives in the greater Boston metro area with his wife, educator Dr. Dana Huff.
steve@dot.la
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